🏠 Property Info
Title, attorney, lender fees
203k: rolled into loan
Property Details
Location & Asset Profile — for deal packages & reports
Class B — Mid-Market
Source: walkscore.com
Lower = safer. Source: AreaVibes, NeighborhoodScout
📍 Profile Summary
Class: —
Walk: —
Crime: —
Property Tax Calculator (optional — or enter annual tax directly in Expenses)
—
🏦 Loan Structure
FHA: 3.5% down with 580+ credit. MIP required for life of loan. Owner-occupied only — ideal for house hacking.
Min 3.5% with 580+ credit
Rolled into loan
Added to monthly payment
FHA 203k wraps purchase + rehab into one loan. Streamline covers up to $35k repairs. Owner-occupied only.
Required buffer on rehab budget
Conventional: 5–25% down. PMI required under 20% LTV, drops off automatically at 80%. Investment property requires 15–25% down.
Under 20% triggers PMI
DSCR qualifies on rental income — no personal income docs. Requires 20–25% down. DSCR ≥ 1.0 (lenders typically want ≥ 1.2).
VA: 0% down for eligible veterans. No PMI. Funding fee 1.25–3.3% (rolled in). Owner-occupied — works for up to 4 units.
Seller acts as the bank. Negotiate rate, term, down payment directly. Get an attorney to draft the promissory note.
0 = no balloon
📋 Rent Roll
○ Unverified
No file uploaded
Reading Rent Roll with AI…
Enter each unit's lease details. Utility responsibility: TPO = Tenant Pays Owner (reimbursement), O = Owner Pays, T = Tenant holds in their name.
| Unit | Mix | Tenant Name | Base Rent | Utilities Billed | Pet Rent | Parking | Late/Other | Total Collected | Projected Rent | Gas | Water/Sewer | Electric | Deposit Held | Status |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| TOTALS | ||||||||||||||
✓ Rents sync automatically to the Units & Rents tab as you type.
🏘 Units & Rents
🏠 House Hacking Mode
Turn on if you plan to live in one of the units — we'll calculate your effective monthly housing cost.
Unit Rents
| Unit | Beds | Baths | Sq Ft | Current Rent/Mo | Market Rent/Mo | Status |
|---|---|---|---|---|---|---|
| TOTALS | $0/mo | $0/mo | ||||
Typical 5–10% residential
Laundry, storage, parking
📈 T12 / Profit & Loss
○ Unverified
No file uploaded
Reading T12 with AI…
Enter actual monthly figures from the seller's P&L. Totals and averages calculate automatically. Click Apply T12 to Calculator to populate your expense fields with T12 averages.
T12 reflects seller actuals — review and adjust the Expenses tab for your own underwriting assumptions.
T12 = what the seller reported. Your Expenses tab = what you're underwriting. Review T12 first, adjust for any missing reserves, then apply.
🔨 Improvements & Renovation
List all planned improvements. Total cost is added to your Total Cash In and reflected in your CoC and returns calculations.
| Description | Category | Est. Cost ($) | Notes | |
|---|---|---|---|---|
| TOTAL IMPROVEMENTS | $0 | |||
📊 Operating Expenses
Enter annual amounts. Taxes and insurance are included in PITI — they're also entered here for NOI and cap rate calculations.
Rule of thumb: 1% of value/yr
Leave $0 if self-managing
Only landlord-paid utilities
DoorLoop, QuickBooks, etc.
HOA, landscaping, misc.
Below-the-Line Reserve — Deducted After NOI
CapEx is not an operating expense — it does not affect NOI or cap rate. It is deducted after NOI to show your true cash flow from operations. Keeping it separate preserves the integrity of your NOI figure.
Typical: $50–$150/unit/mo. Covers roof, HVAC, appliances, water heater.
⭐ Cash Flow & Returns
Monthly PITI Breakdown
Principal & Interest$0
Property Taxes$0
Insurance$0
PMI / MIP$0
Total PITI$0
Monthly Cash Flow
$0
Before tax
Annual Cash Flow
$0
Net after all costs
Cash-on-Cash
0.0%
Annual CF ÷ Cash in
Cap Rate
0.0%
NOI ÷ Purchase price
GRM
—
Price ÷ Annual gross rent
Break-Even Occ.
0%
Occ. needed to cover costs
Total Cash In
$0
Down + closing + improvements
DSCR
0.00
NOI ÷ Annual debt service
NOI (Annual)
$0
Before CapEx & debt service
CF from Operations
$0
NOI minus CapEx reserve
Price per Sq Ft
—
Purchase price ÷ total sq ft
⚠️
Possible Double-Count Detected
Your Rent Roll includes ancillary income (utilities, pet, parking, late fees) AND your Other Monthly Income field also has a value. If both cover the same income source, it will be counted twice in your NOI and cash flow.
Rent Roll Ancillary: $0/mo
Other Monthly Income: $0/mo
Combined: $0/mo
→ Fix: Zero out whichever field contains the duplicate. Use Rent Roll for per-unit fees. Use Other Monthly Income for property-wide income (laundry, storage, parking not tracked per-unit).
✅ Triple Check — Deal Screener
Run calculate to update flags
Three layers of validation: document integrity, financial thresholds, and deal quality benchmarks.
① Document Integrity
② Financial Thresholds
③ Deal Quality Benchmarks
🏠 House Hacking — Your Effective Housing Cost
Total Monthly PITI$0
Rental Income from Other Units$0
Other Monthly Expenses$0
Your Effective Monthly Housing Cost$0
📋 10-Year Projection
| Year | Gross Rent/Mo | Vac. | Eff. Income/Mo | Expenses/Mo | NOI/Mo | Debt Svc/Mo | Cash Flow/Mo | Prop. Value | Loan Balance | Equity | Total Return if Sold |
|---|
Year 5
Year 10
🔄 Refinance Analysis (BRRRR)
Model a cash-out refinance or BRRRR exit. Enter what you expect the property to appraise at after improvements, select your new loan terms, and see how much equity you can pull out — and whether you get all your money back.
Refinance Inputs
Most lenders: 70–80%
Refinance Results
New Loan Amount—
Remaining Original Loan Balance—
Cash Out (Equity Pulled)—
Refi Closing Costs—
Net Cash to You—
New Monthly P&I—
New Monthly Cash Flow—
Cash Remaining In Deal—
🏦 Loan Amortization
| Period | Payment | Principal | Interest | Balance | Equity % |
|---|
🚪 Exit Assumptions
Market cap rate at time of sale
Agent commission + closing
Long-term: 0%, 15%, or 20%
📊 Cap Rate Exit Value
—
Based on NOI ÷ Exit Cap Rate—
Less: Selling Costs—
Less: Loan Balance—
Less: Capital Gains Tax—
Net Proceeds—
Total Return (incl. cash flow)—
📈 Appreciation Exit Value
—
Based on annual appreciation %—
Less: Selling Costs—
Less: Loan Balance—
Less: Capital Gains Tax—
Net Proceeds—
Total Return (incl. cash flow)—
🎯 Deal Scorecard
—
Deal Score
Run the calculator to see your score
📊 Sensitivity Analysis — Stress Test
All tables read your current deal assumptions and show how key metrics change when conditions shift. Green = strong, Yellow = marginal, Red = deal breaks.
Major System Ages — CapEx Risk Assessment
Enter known ages from the inspection report, seller disclosure, or listing. Claude will pre-fill these when AI document reading is enabled. Leave blank if unknown.
Lifespan: 20–25 yrs
Lifespan: 15–20 yrs
Lifespan: 8–12 yrs
Lifespan: 10–15 yrs
Lifespan: 25–40 yrs
Lifespan: 30–50 yrs (varies by type)
📋 Tax Reference
⚠️ Disclaimer: This section is for reference and estimation purposes only. Tax treatment varies based on your income, filing status, investment structure, and applicable law. The numbers here are not tax advice. Consult a licensed CPA or tax attorney before making any decisions based on this information.
Check your county assessor or closing statement for the land/improvement split. Typical range: 15–35%.
📁 Documents
Upload seller-provided documents. Once uploaded, set each badge to Verified after you've reviewed it for accuracy. A Mismatch flag means figures in the document don't match what's entered in the calculator — investigate before proceeding.
📋 Rent Roll
○ Unverified
No file uploaded
Shows actual tenant names, lease dates, current rents, and security deposits. Compare to the Rent Roll tab to verify accuracy.
📈 T12 / Profit & Loss
○ Unverified
No file uploaded
12 months of actual income and expenses reported by the seller. Use the T12 / P&L tab to enter these figures, then apply as a starting point for your underwriting.
📄 Other Document
○ Unverified
No file uploaded
AI will read the document and extract all relevant data — filling in property fields, rents, expenses, or showing a structured summary depending on document type.
Reading document with AI…
📄 Extracted Data
Document Status
🔍 Market Research
Researching Property
Enter address in Property Info
📊 Market Rents vs. Your Deal
| Unit Type | Your Current Rent | Your Market Rent | Market Research Rate | Gap vs. Your Market |
|---|---|---|---|---|
| Run the calculator first, then enter market rates above to see comparison. | ||||
↑ Enter market rates in the fourth column. Gap shows upside (+) or risk (−) vs. your underwritten market rent.
📈 Submarket Fundamentals
Market Vacancy Rate
% — local submarket avg
12-Mo Rent Growth
% — trailing 12 months
3-Year Avg Rent Growth
% annual average
Going-In Cap Rate Range
to
% range in submarket
Avg Days on Market
days — residential listings
Avg Price / Unit
$ — recent comparable sales
Average GRM
market gross rent multiplier
Market Trend
🏘 Recent Comparable Sales
| Address | Type | Units | Sale Price | Price / Unit | GRM | Days on Mkt | Sale Date |
|---|---|---|---|---|---|---|---|
👥 Demographics Snapshot
City / Metro Population
current estimate
Population Growth Rate
% annual
Median HH Income
$
Unemployment Rate
%
Migration Trend
Top Employers
🚩 Market Risk Flags
Enter market data above to generate risk flags.
🗺 Comparable Sales Map
📍 Subject Property + Comps
Enter addresses in the comps table above, then plot.
Subject Property
Comparable Sale
Powered by OpenStreetMap — no API key required
🧰 Checklists & Glossary
Use this during your physical walkthrough. Check every item before making an offer.
0 / 0 items checked
Track every step from offer to close. Check off items as you complete them.